They both used the same material as two of the cheaper companies and offered no better warranty. Normally, a simple detached garage should add very little to the quote, overall. We are fully licensed and insured, but care more about long term clients, since we are a full service contractor, rather than making a quick buck. My roofer charges me $0 extra for the tear off, so that is included. Unfortunately, this is not uncommon. That’s a pretty wide price range. You are lucky if a mobile home roof lasts 5 years. — Now, this is what we call a shameless rip-off. That said, there are comprehensive workmanship and material warranties you can get when the entire roofing system is installed by a manufacturer certified contractor. . As a contractor handling this job, I would add another 300 sq.ft. Right now, during the global pandemic, the demand for roofing services in the US actually exceeds supply (because many roofing companies have laid off many of their laborers and installers, and shrunk the overall size of their operations). So, the big unknown in this $65,000 tile replacement quote is the brand and the type of concrete tiles that contractor plans to install. The average residential roof size in the US is about 1,700 square feet or 17 squares, although there are many larger homes with roofs that are twice as large. Not only that, but the workers were indifferent, we found whole racks of roof staples underneath the shingle tabs! I went with the quote #2 and so far so good. Based on my experience in the industry and many conversations with homeowners, people are happy to pay more for the overall higher quality of work and ultimately their peace of mind. Where paving is limited to small areas or access walkways, the simplest solution is generally to install fiberglass grating supported by adjustable height pedestals over the entire roof … Usually, green roofs are filled with vegetation, turf, plants, and possibly even a garden. In Florida on the coast, a metal or tile roof can cost upwards of $1,500 a square, plus there must be a minimum of a 2 by 6 top chord on trusses and 5/8 ” ply for the tile install. The treatments are used on many mid-range and premium shingles. Had it not been for some rain showers the first day it would have been done completely in one day. If I had to install a 3 tab now, which I would not, the labor cost per sq will go up negating any savings on the materials. My point is that such an overly-simplistic pricing approach is a lot more beneficial for the contractor who basically has to do the same amount of labor to install a premium roof, as they would have to put into the installation of a basic roof, but now the installation of a premium roof is being paid for by a homeowner at a premium rate. Is this a simple gable roof or are there multiple peaks, dormers, and valleys? (though you can surely find more reasonable prices for basic composition shingles roofing installation services), in part due to very high property values, high cost of doing business for the local contractors, etc. The higher prices in coastal areas are due to the higher local cost of living, and hence the higher cost of doing business. The latest trend among environmentalists is the beautiful turf roof. Most rooftop applications combine areas of synthetic turf with some paved areas. Bottom line, Put IKO on anything you aren’t going to keep. But, as the saying goes, sometimes (not always) you get what you pay for. are filled with vegetation, turf, plants, and possibly even a garden. Did you know? Our view is that the roofing contractor may no longer be in business in 30 years. Assuming a two-story house, with two layers of old shingles, we can estimate the cost of removing and disposing of the old roof at about $2,000, give or take. In other words, if the above assumptions (15 squares roof) hold true, you shouldn’t be quoted anything above $8,000 unless there is something else going on with the roof that we didn’t factor into our assumptions. If that’s what the contractor’s report recommends, then it’s a good idea to discuss this ahead of time. Depending on the type and overall complexity of the roof (number of floors/levels, number of skylights, chimneys, and dormers, ease of access, and overall roof difficulty), choice of shingles, your home’s geographic location, and the contractor or weekend warrior you choose to hire, your total average cost for a composition shingles roof could range from as low as $3.00 to as high as $7.50 per square foot or $300 to $750 per square installed. A regular roofer will most likely butcher the installation. New flashing will need to be installed, plus new fascia board all around. Best of Luck and do let us know how it goes! A sedum roof is a wonderful thing – but what does it cost in time and money? ft. I know some companies, bid higher, initially, so they have “room” for discount. Nothing wrong with that either. I typically do about 500 roofs per year and my company has been around a long, long time. . Turf roofs are a special variant of extensive green roofs and widely used on smaller roof surfaces, especially on holiday cottages in the country side. liability insurance, and whatever other overhead costs they may have to cover as part of their day-to-day operations; sales, office expenses, standing by their warranty, etc. If so, does the quote take that into account? Fake Grass Cost. The job before that was a nightmare. The ice guard is fused to the deck as well. This also eliminates concerns with voiding the roof warranty. I just think it is still a lot (about $500 per square) for our area. Thanks. Get the f**k out of here, if you have no clue what you are talking about. One important aspect of the quote you didn’t mention was whether this estimate for a re-roofing job comes with a workmanship warranty from the contractor. You can get slate for $750 gees O Pete. If the company is willing to offer 15% discount to sign on the spot, the 20% discount is certainly on the table, but before considering the bottom line, consider the intangibles. Using the GAF roofing system with GAF Timberline HD shingles. The roof is 20 years old. As for the old shingles that were installed directly over the ice guard, well that one is just going to be the “mind over matter” kind of case. These are keys to roof health – and they correct two common reasons for warranty denials. 50-year premium shingles: $8,500 to $12,750 I’m trying to get solar panels and I was told that I need a new roof. It seems that your main concern is whether or not you can trust a GAF Master Elite roofing company that is only asking $450 per square. Be sure to understand what the contractor will be responsible for in terms of workmanship warranties vs. what the manufacturer will cover in terms of materials coverage and workmanship warranty coverage. I would recommend asking for a 20% discount. Does that make any sense? Let us know how it goes and best of luck! I have a two-story steep pitch roof with concrete shingles. Will you be able to speak to a project manager to understand how the job will be carried out and who will be doing the work? If I have to take off siding to re-flash the price goes up. This works out fine. I wanted to ask you if I can share a quote with you from a GAF Master Elite roofing company in Sarasota, FL. This product can be used in conjunction with our unique Wildflower Roof Substrate. Give us a call today for a. Aastro Roofing Inc offers a full range of residential and commercial roofing services for clients. We also note that real estate values in Littlestown, PA are quite low compared to the coastal areas. Also note that whenever you are getting an unexpectedly high quote, you can always ask for a discount, as long you feel comfortable with the company. What does anyone think, I am new at this and will be looking around, learned a lot today about roofing but still have a lot top learn! In other words, your total cost was significantly lower than it would have been normally, because you sort of took on the responsibility of managing the whole process, from the purchase of materials and supplies to delivery and installation. The question then becomes whether you will be getting a better quality of installation and workmanship warranty from the GAF certified contractor vs. the roofer who is offering the Atlas shingles. That said, both Landmark and Landmark Pro shingles are your best value bets given CertainTeed’s reputation for quality. Whether it’s 3-tab or architectural shingle, it doesn’t really change the cost of overhead or labor all that much for us. Any advice is welcomed! You can expect to pay a bit more for a 30-year architectural aka dimensional shingles. Note that every market is different, but even within the same market, different companies will charge different prices. https://www.roofingcalc.com/concrete-tile-roof-cost/, PV solar panels can be attached to the raised seams, https://www.roofingcalc.com/why-standing-seam-solar-metal-roof-beats-tesla-solar-roof/, https://www.roofingcalc.com/pros-cons-gaf-shingles/, https://www.roofingcalc.com/pros-cons-atlas-shingles/, https://www.roofingcalc.com/gaf-vs-certainteed-roofing-shingles/, https://www.gaf.com/en-us/for-homeowners/warranties, https://www.roofingcalc.com/pros-cons-owens-corning-shingles/, https://www.roofingcalc.com/best-roof-types-for-florida-and-coastal-areas/, How to Winterize Your Home: Top 10 Home Weatherization Updates to Do Before Winter, Top 15 Green Home Improvements: Costs in 2020 – Home Energy Efficiency, Major Exterior Remodeling Upgrades for Fall, Plus Costs & ROI, Asphalt Shingles Prices at Lowe’s & Home Depot: GAF, OC, Onduvilla 3D. That said, we don’t know whether the Atlas roofer is certified and whether you will be getting the same quality of installation and workmanship warranty. The house is in Los Angeles. AirDrain Synthetic Turf Roof Top Sports Field 95,000 sqft. Install new aluminum Companies that have been in business for 25 years, have a 5 STAR rating on google, an A+ rating with the BBB, members of NARI and Angie’s List, and have done probably a dozen roof replacements in the last 12 months in a 3-5 mile radius — this is the type of company you want doing your roof. While nearly 70 percent of all roofs in the US are covered with composition shingles (a composite of fiberglass mat, and asphalt and minerals/stone granules), there are many different roofing options for steep and low-slope roofs. As far as choosing the right quote, you can either ask the first company to lower their workmanship warranty to say 5 or 10 years instead of 25, and have the roof installed for $500 per square instead of $750. Thank you for sharing your experience. Is there a difference in replacement cost for manufactured home roofs vs. regular roofs? Case in point: We have just received several quotes for CertainTeed Architectural Shingles, plus re-roofing the back of our house, which has a Torch-down (low-slope) roof. I’m in Northern California, near Sacramento, but in a rural area, so housing prices are in the high $200k to low $300k. The pricing increase is normally justified as the premium on the “higher quality of installation”. This substrate has … OC Duration Flex are slightly superior to Duration Storm in terms of the shingle flexibility and pliability, which can be a factor in severe storms. Overall, this seems like a fair quote, especially for Los Angeles, CA area. The roof will need new flashing. Let us know how it goes and best of luck in getting a fair deal on the new roof! Let’s assume that it does. Owens Corning is a decent middle of the road brand of shingles that competes head-to-head with GAF. Total $14,300. Old drip-edge and gable flashing often gets damaged during the removal of the old roof, so it’s preferable to install brand new flashing and fully repair the roof deck, as needed, during a re-roofing job. I was offered to have a ridge vent put on my roof for $1,200, or a 4 turtle vents are good enough. Very helpful, current and understandable. It was a 21 square roof and took 2 days longer to complete and clean up all the little pieces. Factors not mentioned are; insurance companies allow for additional height allowance if over single story, pitch allowance if over a 4/12 pitch, In NY, and I am sure many other coastal states, insurance alone is a huge cost. While the quote itself seems very fair, it’s always a good idea to get at least 5 years of comprehensive workmanship coverage with a job of this size. — This assumes a simple, single-story ranch with removal and disposal of old shingles. While solar-powered vents sound cool, there is probably no need to install them as long as your roof has both, the soffit and ridge vents, plus a properly insulated attic space. I am sure a lot of homeowners in your area will find this helpful! The quality and grade of slate tiles and their costs can vary greatly, as well as the quality of installation. In other words, an easy, simple roof. Correct? And, no, we weren’t looking at replacing with gold… just architectural shingles. Retail roofing starts at $500 per square here. The system 33% / 66% split you described is pretty similar to the 40% / 60% split many contractors employ, where 40% is the cost of materials and 60% is the cost of labor, overhead, and contractor’s profit. 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